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Home Inspections: Hire your own craftsmen

Over at Finance Gets Personal, a post about the usually startling costs of homeownership-especially during the first year or two after move-in-is causing some rueful conversation. It reminded me of a strategy I learned by dint of hard experience: in assessing a house you’re about to buy, never rely solely on the judgment of a professional home inspector. Hire craftsman whom you trust to inspect the house, too, and make the purchase contingent on passing all inspections.

A home inspector has a built-in conflict of interest. Much home inspection work comes from referrals by real estate agents. So, it’s not in an inspector’s interest to queer a sale by telling you bluntly how much is wrong with a house and what it will cost to fix it. As a result, a defect may be pointed out to you, but it’s likely to be soft-pedaled or couched in language you don’t fully understand.

This first entered my consciousness when I sold my last house. Of course, I was present when the home inspector went through the place. But while he was there, the termite inspector showed up. Having certified the house termite-free, the bug guy happened to look up at the patio roof overhang. There, behind a poorly installed gutter, he spotted dry rot (which I knew about but wished not to discuss). Enthusiastically he pointed this out and, to demonstrate why it needed to be replaced, punched a screwdriver into it, as through a block of Styrofoam.

The home inspector was standing about 15 feet away. He saw and heard this display.

Silently, I cursed the termite guy-now, I figured, I would have to pay to replace the fascia. If there ever was any question about it, the question was just answered.

Exit termite dude. Home inspector completed his rounds and went out the front door, where he attempted to close the defective latch on the security door, which (I also knew) didn’t work. I suppressed another silent curse: add expensive security door fix to the expensive wood trim fix and repainting.

Couple of days went by and lo! Along comes the home inspector’s report: nary a mention of the dry rot, nary a mention of the nonfunctional security door.

The house I was moving into, as it developed, was the House from Hell, primped to stylish prettiness by a pair of do-it-yourselfers affectionately known as Satan and Proserpine. The home inspector did highlight the out-of-code fireplace mantel and the pet door punched through the fire door that was supposed to protect the dwelling from the hazard-laden garage, wherein a gas water heater sat directly next to the gas tank of any car parked inside. He estimated the roof had another three or four years. He noted the water heater was old but said it could last several more years.

And what went around came around.

I got away with the security door and the dry rot. Satan and Proserpine got away with…

  • a DIY watering system that was out of code and didn’t water the lawn adequately;
  • DIY wiring in the garage that was a) out of code and b) unsafe;
  • a water heater that started to leak a month or two after I moved in;
  • a refrigerator that seeped water out the water dispenser in the door-and whose annoyingly obvious evidence of prior leaking disqualified it from repair by the buyer’s insurance plan;
  • a dishwasher that ran, all right, but didn’t clean anything;
  • out-of-code plumbing in the bathroom;
  • a block wall heaved and cracked by the neighbor’s tree;
  • a rusted-out swamp cooler that doesn’t work;
  • a crumbling roof that had to be replaced within a year of move-in;
  • a pool cleaner whose weird thumping noise resonated throughout the house whenever the pool pump was running;
  • a garage door opener that fell off its fittings onto my car…

I could go on at length.

Fortunately, I had budgeted a substantial amount for upgrades. That notwithstanding, I didn’t have in mind converting my decorating budget to an emergency fund.

Also serendipitously, a couple of weeks after I moved in, the pool was vandalized, destroying the plaster and all the equipment. My homeowner’s insurance ponied up the thousands and thousands of dollars required to deconstruct the pool, rebuild it, and replace all the equipment. That took care of the Pool Cleaner from Hell, anyway.

All of which added up to an expensive lesson: Never trust a home inspector whose business depends on making nice to real estate agents!

When M’hijito and I bought the Investment House, we decided to hire the craftsmen who had worked on the House from Hell to perform as our own inspectors. We made appointments with the roofer, the electrician, the HVAC technician, and the plumber to come and look the shack over.

Even though I offered to pay each man the price of a service call, two of them charged nothing. One charged fifteen bucks. The HVAC company gave us a year’s service contract for the cost of the inspection.

The Investment House was a fixer-upper and we knew it. But this time we had no surprises: we knew what needed to be fixed and exactly what it would cost to fix it.

  • The HVAC guy estimated the age of the air-conditioning/heating unit, made an educated guess at how long it would last, and gave us an estimate for how much it will cost to replace it.
  • The roofer gave us an estimate for reroofing on the spot (much less than he’d charged to reroof The House from Hell, BTW).
  • The electrician explained about the 1951 wiring and what would be entailed in updating it.
  • The plumber determined what parts of the black-iron system had been replaced with copper, discovered the house needed a pressure regulator, and gave us a fair price for installing it.

We didn’t keep it a secret from either the Realtor or the home inspector that we were hiring our own tradesmen to look the place over. As it develops, in Arizona a buyer can make the purchase of a house contingent on inspection by as many people as desired. No objection to the presence of these troops arose. In fact, I suspect knowing that experienced craftsmen would be examining the house may have caused the home inspector to issue a more thorough and accurate report than he might have produced otherwise.

An advantage of involving our own guys in the inspection was that the electrician and the plumber read the inspector’s report and explained some of the technical language. That was enlightening.

After this, every time I buy a house-whether it’s new or a resale, whether it’s my own dwelling or an investment-a team of craftsmen who are in my hire will do the inspections.

categories: real estate

4 Comments from iWeb site

BeThisWay

Excellent, excellent advice.

A month after moving into my home my finger poked a hole in the metal washbasin in one of my bathrooms.The air handler quit a month after that, a leak in a bathroom… you get the idea.

Friday, April 11, 200807:07 AM

Four Pillars

Very interesting post.I never thought of that conflict of interest.

By the way – you can make a purchase conditional on whatever you want – it’s not a legal thing.

Mike

Friday, April 11, 200807:11 AM

Anonymous

Great post, and great advice! More people would do well to pony up more money up front for experienced tradesmen rather than end up paying out the a$$ in repairs later on…

Friday, April 11, 200811:26 AM

Finance Girl

Thanks for mentioning my post.

This is very interesting, and I think your idea about hiring other tradesmen who aren’t home inspectors is great.

Saturday Roundup: A day late and a dollar short edition

This weekend’s round-up of interesting and entertaining posts is a day late because I spent yesterday shopping, cleaning house, and preparing dinner for friends. A great time was had by all: following a Julia Child recipe for beef bourguignon, I turned a pot roast into something awesome.

A dollar short because pot roast is not pore folks’ food any more. Good grief! In the first place, I couldn’t find a decent roast. Neither Safeway nor Costco had a chuck roast capable of rising to the occasion: Safeway’s was actually chuck steak, an inch or so thick, and the only “chuck roast” in Costco’s meat case was two small pieces wrapped into a single package. Both choices were overpriced, higher than the much larger rump roast that I got on mark-down at the Safeway. By the time I finished buying the meat, some dried noodles, a few stewing vegetables, a box of relatively unadulterated beef broth, and a bottle of cheap wine, the dinner cost almost fifty bucks!

Rump being an altogether-too-chewy cut of lean meat capable of cooking up into shoe leather, I had to bard the darn thing with parboiled bacon fat, a lengthy process and a nuisance. But it turned out more than good enough for government work.

It seemed strange that no beef roasts, to speak of, were available at mid-morning on a Saturday. Are we looking at a meat shortage? Or should we join My First Million in contemplating the possibility of a coming famine?

For those of us who have been reduced to penury by the weekend grocery bill, Catherine Shaffer reminds us that DVDs are to be had for free at the local library; at Wisebread she explains how to get your hands on those perpetually loaned-out new releases and popular television shows. Trent and Mrs. Trent are experimenting with cloth diapers (hope they save enough to cover the cost of the extra diaper rash cream they’ll soon be needing…ouch!). Poorer Than You has an eye-opening post about how to foil those darn messages from your printer that tell you the ink cartridge is almost empty-when it’s not. And over at Get Rich Slowly, the project to track the cost of growing garden vegetables proceeds: so far, JD and Mrs. JD have spent $157.30 to arrive at the robust seedling stage.

The Mac is really annoyed at having been made to do things it didn’t want to do, and now it’s galloping along at the speed of a stampeding snail. So, it’s time to shut everything down and reboot.

Or better yet, to shut everything down and go dine on some leftover pot roast. Outta here! A fine Sunday evening to all!

Friday Frugal Crafts: Cure your own olives

Last Friday, after contemplating the age-old process of preparing dried beans for human consumption, I remembered another ancient food craft lurking in my past: curing fresh olives.

Olive curing dates back at least to ancient Greece, and probably further than that. I do not know how long people have been curing and eating olives, which are unpalatably bitter when picked fresh from the tree. But if you’ll recall, Ali Baba hid from the thieves in an olive jar, so presumably this is a process that stretches back to our remote ancestors.

apr4olivesFirst, you’ll need access to a bearing olive tree. In the United States, these grow mostly in the Southwest, and even here, states such as my own have banned flowering olives, because their pollen is highly allergenic. (Notice that they haven’t outlawed the ponderosa pine, whose extremely irritating pollen drifts from logging country to afflict legions of sufferers-money crops get a pass.) Nevertheless, olive trees are very long-lived, and so if you look around, you’ll probably find an old one in a neighbor’s yard or on public property.

Most people are thrilled to have you pick their olive trees, for they regard the fruit as nothing but a nuisance. Tant pis pour eux, say we!

This recipe calls for ripe olives. So pick the ones that are still on the tree-DO NOT use olives that have fallen on the ground! These will introduce mildew. Choose olives that are cherry red to purple. Dead black ones make a mushy product. To avoid bruising, drop them into a container of water.

Wash the olives and make a small slit down to the pit at the blossom end (opposite stem). Cover with water in a nonmetallic container. Glass or crockery is best; plastic will do. Change the water every day for 5 to 6 weeks to leach out bitterness. When ready, they will be rather tasteless but should still have a slight bite.

Now wash the olives again in clear water and layer with table salt, placing them back into the clean nonmetallic container. Each olive should be well sprinkled. Let them stand five to seven days, pouring off collected liquid daily.

At the end of this period, wash the olives again.

Put them into clean lidded jars. Add your choice of spices (see below) and cover with this pickling solution: 4 Tbsp. salt, 2/3 cup vinegar laced (if desired) with lemon or lime juice, and bottled water to make one quart. Do not use home-made wine vinegar, since its level of acidity is not constant.

Leave an inch or more of headroom in each jar, with all the olives submerged in pickling solution. Add about 1/2 inch of olive oil. If your jar narrows at the top, olive oil should cover the wider part below.

For seasoning, use your spice shelf and your imagination. Combine or use separately garlic, celery seed, dried onion, rosemary, oregano, dill, etc. You can substitute the juice from a jar of dill pickles for all or part of the water.

Jane Reinl’s “Mother India” Olives

To a quart of pickling solution, add 1 tsp. curry powder, 2 tsp. minced dried onion, and 1/2 to 1 tsp. crushed red pepper.

Garlic Dill Olives

To a quart of pickling solution, add 2 Tbsp dried dill and a half-dozen cloves of garlic, peeled and sliced lengthwise.

Fennel Olives

Pulverize a tablespoon or two of fennel seeds in a mortar, an old coffee grinder, or the blender (don’t reduce them to powder-just break them up). Add the pulverized fennel to a quart of pickling solution. If desired, add chopped leaves from a fresh anise bulb.

If you would like to flavor commercially prepared olives with these spices, pour off the liquid and drown the olives in olive oil. Then add the spice combination, experimenting with the flavor until you arrive at the amounts that suit your taste.

Saturday Round-up: Sumer y-cumin’ in edition

The pool is almost warm enough to swim in (assuming you’re a polar bear). I managed to get in up to my waist, but couldn’t bring myself to take the full plunge. Another week of 90-degree days, though, and yahoo! It’ll be everyone into the drink!

My Money Blog has got a lively exchange running about whether financial considerations should play a part in the decision to euthanize a terminally ill (or maybe just a pretty sick) pet.

At Freelance Switch, Robert Janelle reflects on the cheesiness of freelance bidding sites, something I’ve had occasion to notice, too. Thanks, Robert!

Along those lines, Ramit at I Will Teach You to be Rich hosts an article by Free Money Finance proprietor FMF, who explores the best ways to make extra money. And at Millionaire Mommy Next Door, Erica Douglass reflects on a common mistake women make in starting a new business.

At Wise Bread, they’re talking about David De Franza’s speculation that Europe soon will again become an affordable travel destination for Americans. Money, Matter, and More Musings posts a rant about passport photo ripoffs and offers a clue to how to get 32 copies of an acceptable picture at a rock-bottom price.

Be This Way has an entertaining post on “saving by delusion,” a way to make yourself save, and also on the general subject of the psychology of money, Plonkee offers several excellent excuses for spending on clothes. Mrs. Micah is pleased that she and Mr. M. saved a chunk of dough on prescription drugs with YourRxCard.

Finally, J.D. at Get Rich Slowly points out the wisdom of asking after discounts and forgiveness for finance charges. A$k and ye shall re¢eive!

Saturday, March 29, 2008

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1 Comment

Mrs. Micah

Not quite that warm here, but pleasant enough. 🙂 Thanks for mentioning the post…they’re pretty exciting cards.

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Frugal Household Hints: Vinegar is sweet

Vinegar is the cheapest household cleaner around. Nothing does a better job of cutting through a film of grease.

1. Put vinegar in a squirt bottle (you can dilute it about 50-50 with water). Spray the kitchen counter and wipe dry with a soft cloth or paper towel.
2. Spray mirrors or windows with vinegar. Wipe dry with a microfiber cloth.
3. Pour about a cupful of vinegar into the dishwasher before adding detergent and running the cleaning cycle. This will eliminate hardwater film, especially if you use an enzyme detergent.
4. Pour 50-50 vinegar and water into your steam iron. Let it sit for an hour. Then turn the iron to “Linen,” hold it over the sink, and squirt steam out of it until the reservoir is mostly empty. Drain; refill with plain water, and drain again. After the iron is cool, wipe the sole clean.
5. Soak a paper towel or small rag with vinegar. Wrap it around a calcium-crusted spigot. Layer a piece of plastic wrap over it and secure with a rubber band or wire tie. Let stand for several hours. Remove vinegar wrap and use a plastic scrubber to clean off mineral gunk. (Do not try this on fancy finishes!)
6. To polish copper: first put on a pair of rubber gloves. Wet tarnished copper with vinegar. Sprinkle with salt. Rub with a sponge or rag. Rinse well. (Do not even think of trying this on silver!)

Got other uses for vinegar? Please share!